Copper piping cited by gas company
Q. We just bought a home that was built in the 1950s. The property has been very well maintained, so we decided not to waste money on a home inspection. Now it seems we made a big mistake. After closing escrow, the gas company refused to turn on the gas service. They red-tagged the gas lines because they are made of copper. They say that copper is unsafe and should be replaced with approved gas piping. How can the old pipes be a problem if they've worked properly for all these years?
A. Copper gas piping is very rare and is usually found only in homes constructed during the 1950s and early 1960s. Copper was disallowed many years ago because the additive that gives nature gas its identifiable odor contains a compound of sulfur, and sulfur has a corrosive effect on copper. When corrasion occurs in gas pipes, there is the potential for two adverse effects:
• Corrosion can cause pinhole gas leaks in the copper lines, which is rare but potentially dangerous.
• Loose particles of corrosion can clog gas orifices, reducing the safe and efficient operation of burners and pressure regulators.
In the home you just purchased, the gas system may have been operating for decades without noticeable problems. But this does not mean an incident cannot occur in the future. The interior pipe surfaces have been exposed to sulfur for many years, and the cumulative effect of this exposure, could be significant.
On the other hand, old copper gas pipes were often coated with an interior lining of tin to protect the copper surfaces from sulfur exposure. If that is the case with your copper gas piping, then there should be absolutely no need to repair or replace the lines. To determine whether your pipes are tin-lined, the system should be evaluated by a licensed plumber. This will involve opening some of the pipe fittings to enable interior inspection of the pipes.
Had you hired a qualified home inspector before purchasing the property, copper gas piping would most likely have been brought to your attention at that time, rather than after the close of escrow. In that case, the pipes could have been evaluated by a licensed plumber, and a repair request could have been submitted to the sellers, if repairs were determined to be needed.
The big mistake in your purchase was to forego a home inspection just because the property appeared to be well maintained. Even when homes appear to be well built and meticulously cared for, a detailed home inspection will invariably reveal defects that would not have been apparent to buyers, agents or others.
The importance of hiring a qualified home inspector in every case cannot be overemphasized. A competent home inspector will provide essential information about the true condition of a property, whether it is well maintained or even new. Considering the high cost of real property, the saving of a few hundred dollars for a home inspection is an ill-advised risk.
• To write to Barry Stone, visit him on the web at www.housedetective.com, or write AMG, 1776 Jami Lee Court, Suite 218, San Luis Obispo, CA 94301.
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